Las Vegas Home Inspection Guide

The home inspection is where most buyer-side surprises surface in a Las Vegas transaction. A good inspector covers the standards. A great inspector catches the Vegas-specific items — roof tile service life, HVAC age, pool equipment, slab issues on older inventory, and the slow leaks that hide behind stucco. This guide is what Ian Palast walks every buyer through before they sign the inspection objection.

What a standard inspection covers

Roof condition (visual from above), exterior siding and trim, foundation visible, attic ventilation and insulation, HVAC operation, plumbing fixtures, electrical panel and visible wiring, water heater, appliances, doors and windows, garage door operation. A typical Vegas inspection runs 2-4 hours and produces a 40-80 page report with photos. Cost: $400-$650 depending on size.

Vegas-specific items that demand attention

Roof tile life. Most 1990s-2000s Vegas tile roofs are reaching the back half of their service life. Underlayment failure is the failure mode, not tile breakage. A roof that looks fine from the street can have underlayment that needs replacement — $15K-$35K depending on house size. Ask the inspector specifically about underlayment estimates.

HVAC age. Las Vegas HVAC units work harder than almost anywhere in the country — a 15-year service life is typical. Inspector reports the data-plate age; budget replacement at $6K-$12K per unit if you’re buying property with 12+ year units.

Pool equipment. Heater life 10-15 years; pump life 8-12; filter media 5-7. Pool inspection is usually a specialty service ($150-$250) but worth it for any property with a pool.

Slab issues. Older Vegas neighborhoods on expansive clay soil (selected 1980s-1990s streets) occasionally show slab cracking and foundation movement. If the inspector flags it, a structural engineer follow-up ($400-$800) is worth the cost.

Stucco and water intrusion. EIFS (Exterior Insulation and Finish System) stucco on some 1990s-2000s homes can hide water intrusion. Most Vegas homes use traditional three-coat stucco, which is more forgiving. Ask the inspector to identify which system the property uses and check for staining patterns at penetrations.

Specialty inspections worth the money

Sewer scope ($250-$400) for any property over 20 years old, or with mature trees near the sewer line, or with any sign of plumbing back-ups. Catches root intrusion, broken laterals, and bellies that a standard inspection misses.

Termite/pest inspection ($75-$150, often free as part of an existing pest service contract). Required for VA loans in most cases.

Pool inspection ($150-$250) for properties with pools. Catches equipment age, plumbing issues, and surface condition.

Structural engineer follow-up ($400-$800) if the inspector flags foundation movement or significant cracking. Worth the cost — you need to know if it’s active or settled.

Roof estimate from a roofer (free) if the inspector flags tile or underlayment concerns. The roofer’s estimate is more accurate than the inspector’s generalized note.